The trustee will usually be instructed to bid in on behalf of the lien holder the total of amount of the principal, interest owed, late fees and legal fees, as well as any other legitimate fees incurred by the lender.

I buy in the nicer parts of C neighborhoods for 20K-30K, put 20K-30K in renovations, and rent to a solid voucher holder.  

The way people discriminate against Section 8 voucher holders is price the unit above market rates so even if a tenant qualifies for 100% Section 8, it's still not enough to cover the rent.

The lender will be a first position lien holder and they could give you about 50% of the purchase price.

As an IRA account holder, it is questionable if you can draft them for your IRA because a) might be practicing law, or b) more likely, providing services to your IRA (violation of the rules). 

Although I would always prefer to see title vest identically there are times when changing in mid -1031 because of lender reasons is not uncommon - as long as the new title is a disregarded entity to the old title holder and the tax payer does not change.Umesh,  your other option - to take title to the new property as yourselves with financing in your name and then quit claiming into an LLC of some type also has merit. 

What are some recommendations and steps you would suggest, the last thing we need is a personal injury claim within the property.Does anything change if you keep the individual names on title but on the lease agreement with potential tenants vis-a-vis a LLC or a property management company?

Has anyone started out by doing it themselves and switched over to a turnkey solution, or visa versa? 

[ONLY IF A SHARES EXIST] The option to sell shares to be determined by "A share" holder, president of LLC, otherwise if the president elects per below:Restricted sale provision:Shares of LLC are not marketable except to existing shareholders or to a prospective shareholder if and only if unanimous agreement from the existing shareholders.Selling to new shareholders or selling off a portion or all of the real estate: If shareholder voting is unanimous, a portion of or the entirety of the underlying real estate can be sold to a new shareholder and/or removed from the LLC ownershipLLC shareholder(s) buyout of shareholder: If any existing shareholder desires to dispose of their shares (and the desire is not unanimous as in part 2), they must be offered to existing shareholders at XX% of current assessed tax value of the underlying real estate associated with the shares.

I don't think that requiring a loan holder to pay their own loan is illegal.